Hayward is different from other cities as you are basically able to add on or build and ADU in other municipalities with no mention of owner/occupant.

Thanks, but it would have been better had I not basically fallen off the wagon.

A lot of that because of our low housing expenses in an expensive market with a massive housing shortage.  

Basically, if you run all your numbers - Rent MINUS mortgage, property tax, insurance, property management fees, listing fees, take into account vacancies, repairs, cap ex, (HOA fees, Utilities, lawn/snow care) and you come away with a good chunk of cashflow, then its a good buy.

Basically, the backyard is garage entrance (previous owner has made it all concrete).Red is my solution to put the garage entrance on the side.

Can’t justify that price until we know the basics. 

Finishing up a 2 bed 1 bath 1400 sq ft that got new roof, gutted inside to the studs, new hvac, new wiring, new drywall, new water heater and plumbing, new insulation, new windows and doors, half vinyl half painted exterior, so basically literally all new everything you can think of and we will be at 50k.

But basically, I feel that it's going to be cutting it really close.

@John Thomson the answer is, in the very basic 'big picture' (skip to last paragraph for small picture), the numerical 'volume' of net migration to your area.

But do keep in mind Charleston is basically a world class destination so 4 to 5 caps are the norm